As is pretty common in real estate news articles lately, the Herald kind of buried the lede in its latest survey of Calgary’s market. Yes, it’s true that year-over-year sales were predictably down once again, as sectors of our economy continue to suffer. More interesting, though, at least from my perspective, is the fact that detached home sales were down a mere 1.4 percent from last year. Think about that: despite unemployment in the province hitting a 20-year high, houses are still being bought at a rate very close to last year’s. Add in the fact that average sale prices are actually up in some segments, despite a substantial increase in supply, and you have just one more example of the strong fundamentals underlying our real estate market.

The weaknesses in the market right now, rightly noted by the Herald, are the apartment, and attached home (including townhouses and duplexes) sectors, which have seen sharper declines in both sales and selling prices. Still, the drops have been nowhere near as precipitous as you might have expected if the market had been overheated.

The fact of the matter is, real estate in Calgary offers good value for money. We’re a resilient, optimistic city, and a great place to live.

So when you notice a particularly dire headline about the state of our real estate market, consider the purpose of that headline (to encourage clicks and sell papers), and read the entire article before forming an opinion. That’s solid advice for any article you might come across these days, actually.

As always, I’m available to consult on your property, or just to chat, through my contact form.

427 CANTRELL DR SW

A renovation project with lots of potential. Located in a great neighbourhood. Popular floor plan for this Nu West bungalow, comprising of a formal living room / dining room plan and 3 bedrooms with a 2 piece en suite off the master. Lower level has some development; a fourth bedroom and a second half-bath. There’s a full bath upstairs near the bedrooms. Located near to both public and separate schools from K to 12, playgrounds, L.R.T., and shopping. The heavily treed lot has loads of privacy.

To view more photos and full listing details visit my web page!

940 LAKE TWINTREE CR SE

Beautiful location on a quiet crescent. The private back yard has south east exposure, and backs onto a large green area with trees. Andrew Sibbald School (CBE K-4) and its play-parks are situated at the other end of the field a block away. The alley behind is paved. This 4 level split has had many upgrades including updated kitchen cabinets & counter tops, and built-ins surrounding the stone fireplace, plus a recent furnace and shingles. Main floor has a formal dining room with patio doors leading to a deck and the sunny rear yard. The family room is large and bright. Hardwood throughout, no carpet anywhere! Three bedrooms on the upper level. The master has a full ensuite plus a door to a balcony overlooking the rear yard. Includes lake privaleges for year-round fun. This is a perfect home for a growing family. Don’t miss out, ones such as this aren’t available very often!

To view more photos, floor plan, virtual tour, and full listing details visit my web page!

As Alberta’s economy continues to sputter, with unemployment hitting levels we haven’t seen since the early eighties, one would expect our once heated real estate market to be cooling off big time. Listings are way up over last year as people look to downsize, leading to an abundance of selection from which buyers can choose. A surface reading would suggest prices should be dropping.

But they’re not. Calgary’s average prices for July and August were actually up year over year, with only a 15 percent increase in the average number of days properties are listed on the market.

So why would that be? Late last month the CBC ran an excellent article exploring this very issue. Based on information from the Department of Finance, the conclusion the article reaches is that much of the unemployment our province is experiencing has hit itinerant workers – meaning those who came from other provinces to fill jobs in Alberta – who weren’t homeowners here, and have since returned to their home provinces. This has the effect of limiting downward pressure on Alberta’s housing markets (while spiking the rental vacancy rates). Read the article for more in depth analysis.

If the economic downturn continues, of course, its impact on the real estate market could be more pronounced. For the moment, however, housing sales remain a relatively stable component of Alberta’s economy.

—

Want to chat about selling your house, or looking to buy? Contact me!

#105 4 HEMLOCK CR SW

Ravine and city views! Located on the quiet back side of the building near the pathway. Living room/dining room with hardwood floors, built-in wall unit, and a gas fireplace. The den boasts frosted double doors for privacy if wanted and features a newer built-in desk plus a closet for additional storage for clothes or whatever. In the kitchen, pull-out shelves have been installed for easier access; there’s also a walk-in pantry and a great breakfast bar. All kitchen appliances are stainless steel and are included. Other newer items include Hunter-Douglas power blinds with remotes, 2 ceiling fans with wall mounted controls, in-wall ventilation fan, Phantom screen patio door and newer paint. A storage area is attached off the patio plus there’s separate storage in the heated parking garage. The parking stall is titled. Downtown is a mere 5 minutes away via car or bike. Close to public transportation, shopping, restaurants and boasts easy access out of town to the mountains. A great place to call home!

To view more photos, floor plan and full listing details visit my web page.

Most home buyers would agree that one of the first details they look for in an MLS listing is the square footage of a property. This information alone can lead a buyer to read on or move along to a more appropriately sized home. This is self evident, and so it may come as a surprise to learn that, until recently, no real estate regulator in Canada has had a Residential Measurement Standard (RMS). That changed this past May, when the Real Estate Council of Alberta (RECA) approved an RMS in our province.

Following extensive consultations, RECA developed an RMS that, in the words of Council Chair Krista Bolton, will allow consumers to, “be confident in the measurements stated within residential real estate listings, and they can use those measurements to compare different properties to determine if they suit their needs.”

In addition to Realtors and their clients, RECA notes that the RMS benefits appraisers, mortgage brokers, financial institutions, and insurers.

RECA has published on its website a quite comprehensive Guide to the Residential Measurement Standard in Alberta, but the basics are that single detached properties are to be measured on the outside surface of the exterior walls at floor level, while duplexes, townhouses, condominiums, and apartments should be measured ‘paint-to-paint’ at floor level. Only floors that are entirely above grade are measurable as part of the RMS; partially below ground levels, such as those in a split, may be measured and noted in the listing but not as part of the RMS number.

Proper measurement is vital, and inaccurate work can cause some serious hardships, so long before this new standard was even being discussed, I started using the services of a professional measurement company for all my listings. It costs me money to provide this service for each listing, but the peace of mind and unquestionable accuracy are well worth it to me.

If you have any questions about the new RMS, please contact me!

On a separate note, the Calgary Home + Design Show is only three months away, and I have a special Father’s’ Day promo code to pass along. Click here and use the promo code DAD to get two-for-one tickets! (Offer expires June 24th at 11:59pm)

2001 7 AV, DIDSBURY

Located at the south side of Didsbury within the new annexation. 9.49 acres (over 6 surround the home, ~3 are a panhandle alongside rail line). This home is unique in it’s design and offers almost 3,000 square feet of above-grade living. Cozy in-floor heat on the main, with forced air heat on the upper level (both natural gas fired). The home offers 3 large bedrooms, 2 1/2 bathrooms, a main floor living room plus a second level family room. Slab on grade construction (so no basement). The over sized single car attached is 14.0′ X 25.0′ and is heated; ideal for a work shop or your classic. Concrete pads at front of property from a previous greenhouse operation would be ideal for RV parking, building a rink, or whatever else you can dream up.

To view more photos, floor plan & full listing details visit my web page.

With technology as ubiquitous as it is, it has never been easier to stay in touch with friends and family, no matter how far apart they are spread. Indeed, a little time on Facebook can catch you up on the adventures of 50 or more acquaintances in a matter of minutes, and lets you share pictures and commentary on your life’s highlights just as easily. Of course, there’s still a great deal of value in face-to-face interaction, which requires a whole different skill set than does navigating the online world. One area where we all could probably put this into practice a little more is in our relations with our neighbours.

Despite shrinking lot sizes forcing suburban homeowners together, most of us make only passing acknowledgement of our neighbours; sure, we’ll say hi if we’re both on our decks at the same time, but usually that’s as far as the relationship goes.

Nothing wrong with that, and, indeed, it’s human nature for most of us to want to stick to our own business. However, fostering a healthy relationship with those living on either side of us can have a multitude of benefits. We might strike up a long-lasting friendship after discovering a neighbour with similar interests, or our kids might more often have playmates on short notice. A familiar neighbour will watch out for your house when you’re on vacation, maybe even cutting the lawn and watering your flowers. They might be able to watch your children in the event of an emergency. If nothing else, a neighbour is someone you can chat with on the front porch over a six-pack.

But how do you develop such a neighbourly relationship? If you’re not a naturally extroverted people person, it’s going to take some effort, but the benefits can be worth it. A good day to start would be Saturday, June 18 – officially decreed as Neighbour Day by the City of Calgary. Began in 2014 to celebrate Calgary’s unprecedented community spirit after the floods touched so many communities, Neighbour Day has become an annual tradition. The City lists some ideas for celebrating Neighbour Day, including block parties and neighbourhood clean-ups, right here. They even waive permit fees for hosting those block parties.

But really, any day can be Neighbour Day with just a bit of effort. If you’re grilling up some burgers on a sunny afternoon, and you notice a neighbour is home, why not invite them over for an easy supper on the deck? If you have a big ladder, offer to help the guy across the street who’s struggling with his Christmas lights. Put the sprinkler on the front lawn and have your girls go knock on the door of the neighbour with kids around the same age. Bake some cookies and deliver them to the family who just moved in last week. These are all small, easy gestures that can go a long way to developing lasting bonds that benefit everyone. Go ahead, be a good neighbour.

Looking to move somewhere you can practice these skills? Contact me today!

1607 WENTWORTH VI SW

Offered here is a desirable floorplan with a great location, backing south onto a private forest. Inside you will discover a large living room, the kitchen and deck at the back of the home, and double-master bedrooms each having it’s own full ensuite; great for roommates or kids. The sellers purchased the property new and spared no expense with upgrades; such as upgrading flooring (hardwood including the stairs, tall pile carpet with soft underlay), upgraded cabinets and a gas stove in the kitchen, fireplace, a gas line on the deck, and so on. The nearby amenities are superb, you’d be within walking distance to everything you’d need. Timmy’s AND Starbucks are a two minute walk. Also nearby are amazing restaurants, pubs, dinners, grocery/liquor stores, a drug store, banks, fast food and healthy takeout outlets, gyms, dry cleaners, dessert joints, boutiques, etc. Oh, this is also situated within the walk-zone for both public and a catholic elementary/middle schools.

To view more photos, floor plan and full listing details visit my web page.

#2101 24 HEMLOCK CR SW

Copperwood! This one has it all. Clean and fresh with recent updates. Main floor location. 2 bedrooms separated from eachother by a large living room with a gas fireplace. 2 full bathrooms, one an ensuite, and one a cheater-ensuite. There’s a full laundry area to help hide away the mess. The master bedroom features a large walk-in closet with brand new California Closet built-ins. Receive your guests in the spacious front hall that features a den area with a built-in desk. Awesome location right beside Shaganappi Golf Course. Just a 10 minute walk to the Westbrook C-train, groceries, restaurants and shops. Copperwood has multiple amenities available, including lush landscaping with gazeboes and pathways, a full gym, and a recreation room. The parkade features a car wash, bicycle storage, and a craft room plus a workshop!

To view more photos, floor plan and full listing details visit my web page.